Advertising
All new properties are listed on our Rental Properties Available List. This is updated daily with a detailed description of the property.
All properties including photos are displayed on our website at www.garyjsmith.com.au and other websites such as:- and www.realestate.com.au. Our internet site is promoted extensively and the inquiry level is very high.
A window card is displayed in the front window of our office, containing professional coloured photos and a detailed property description.
We also display a sign board inside a front window of your investment property advertising it is available for rent.
Our advertising program for a vacant or pending vacant property is normally conducted through the Advertiser with a minimum of two advertisements a week.
Our extensive mailing list of companies, hospitals, universities and relocation agencies who have interstate and overseas transfers taking place, ensures a constant source of quality personnel seeking rental accommodation.
However, it is our prominent location that proves to be an excellent source of inquiry, as prospective clients call in and collect our up to date list of properties available.
Our Property Managers, conduct after hours appointments, if required, and take phone calls 7 days a week.
Tenant Selection
Gary J Smith will not enter into a tenancy agreement with a tenant whom does not meet our stringent criteria of suitability. We will not compromise our hard earned reputation of providing our clients with the most suitable applicant to lease their properties. We accompany all prospective tenants to inspect the property.
Prospective tenants are required to complete a detailed application form and following a tenancy application interview, our staff conduct extensive reference checks. This involves contacting previous rental agents, current and previous employers, personal referees and checking the National Tenants Database. This process will establish an accurate history and sound knowledge of the applicants character and reliability.
Once the applicants suitability as a prospective tenant has been fully established, we will we contact you, the property owner, to make recommendation and take your instructions on leasing.
Prior to the tenant taking possession of your property we conduct a thorough inspection of the property. This is a written report detailing the cleanliness, condition and contents of your property – we also take photographs, where necessary, as visual evidence of your property's condition at the beginning of tenancy. In doing so there can be no confusion as to the state of the property at the beginning. The report and photographs become vitally important once the tenancy expires if there are any disputes.
Rental Payments
We take particular care and considerable time in our tenant selection process by adhering to our firm policy of rejecting any tenant whom does not meet stringent suitability criteria. Through this policy we minimise our rental arrears level.
However, regardless of the care taken occasionally tenants fall into arrears of rent. When this occurs a set procedure is instigated which includes:
- Four days overdue – an overdue notice is forwarded reminding the tenant of their obligation. This is then followed by a personal phone call.
- Ten days overdue – a second more direct letter followed by a visit to the property.
- Fifteen days overdue – a termination notice is issued stating the tenant must pay all outstanding rent or we will take the appropriate action for the tenant to vacate the property. At this time you will also be informed of the action we have taken
Repairs & Maintenance
To achieve the maximum return from your rental property it must be presented and maintained in the best possible manner. One of our major concerns as agents is maintenance, we ask that you give authority for Gary J Smith to attend to repairs and maintenance up to a set dollar value without contacting you. This allows us to attend to urgent repairs without delay. Alternatively, if you prefer we can contact you regarding any maintenance that arises. We are on call 24 hours, 7 days a week in event your tenants require Emergency Maintenance.
Whilst we engage a range of qualified trades people to attend to all types of repairs and maintenance, we are only too happy to use specific trades people as designated by you. Accounts for repairs and maintenance are processed for payment only when the Property Manager is completely satisfied that the work has been carried out to an acceptable standard.
Should the cost of any maintenance work exceed the specific amount set in the Management Agreement, your approval is sought prior to any work commencing.
Routine Inspection
It is essential that a property be inspected regularly to ensure that the tenant is maintaining the property to the standard we expect.
Every property we manage is inspected internally and externally every three months. The Property Investor is provided with a written report on the general condition of the property, notifying of any general maintenance and tenant requests. The Tenant is also left with a copy of the report, as we like them to know we are pleased with the way that they are maintaining the property. Should they not be maintaining the property to our standard we advise them of this.
Rental Statements
Our statement run is processed on a Friday as near as practical to the end of the month. We prefer to credit rental payments direct into clients' bank accounts and post or email your statement. Alternatively, if preferred, we can forward both cheque and statement direct. Should you require, we have the facilities to make payments to your bank twice a month.
Realising the importance of an accurate total of income and expenditure, a year to date actual statement is forwarded at the end of each financial year – free of charge.
Our fully computerised rental management system can process all Property Investor Payments and Disbursements, such as; Council rates, SA Water etc.
Insurance
We advise all our landlords to take out adequate insurance including landlord protection insurance. We can assist you with information regarding this insurance.
We can also lodge Insurance Claims on your behalf, if the need so arises.
Letting & Management Fees
In order to provide you with an accurate & competitive fee structure, tailored to suit your needs, we will need to inspect your Investment Property.
To organise a FREE, no obligation Property Management Appraisal of your property, please contact us on 8297 9323 or click below.
Yes! I would like a free, no obligation property management appraisal. Click Here.